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HomeMy WebLinkAboutARCH-0532-2021 (2171 San Luis Drive)City of San Luis Obispo, Community Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org October 22, 2021 JW Investments 1243 Monterey Street, Suite 200 San Luis Obispo, CA 93401 SUBJECT: ARCH-0532-2021 (2171 San Luis Drive) Review of a new 2,803-square-foot, two story single-family residence with a two-car garage on a sensitive site Dear JW Investments: On October 22, 2021, I reviewed your plans to construct a 2,803-square-foot, two-story, single- family residence with an attached two-car garage in the Low-Density Residential with Special Consideration overlay (R-1-S) zone. After reviewing the plans, I determined that the project is minor and will not require review by the Architectural Review Commission. I have approved your plans, based on findings and subject to conditions of approval, as follows: Findings 1. The project site is designated as a “sensitive site” by Tract 1259 because of concerns relating to grading, trees, building design, and placement of structures. The project is consistent with the Zoning Regulations, General Plan, and Tract 1259 because: the project consists of a single-family residence with grading activities mainly limited to the driveway, the area within the building foundation, and the small patio area; lot coverage does not exceed 40% of the net lot area (16% lot coverage proposed); all site improvements are located entirely within the R-1-S-zoned portion of the lot; proposed tree removals have been reviewed and approved by the City Arborist with compensatory tree plantings required; and the building’s design, colors, and materials blend with the surrounding natural landscape. 2. The project is consistent with the character of the neighborhood and consistent with Community Design Guidelines Section 5.5, Single-Family Housing Design, because the location of the house is consistent with setback standards in the Zoning Regulations, the house has a clearly visible primary entrance facing the street, and the garage is deigned to be subordinate to the living space within the house. 3. The project provides considerations of potential adverse effects on surrounding properties because setbacks from front and side property lines, 20 feet and 7 feet respectively, protect solar exposure and privacy. 2171 San Luis Drive ARCH-0532-2021 Page 2 4. The project is consistent with the General Plan Policy 2.3.9 because the project is compatible with the existing neighborhood’s character by providing similar setbacks, rhythm of development, and similar massing and scale. 5. Proposed tree removals have been previously reviewed and approved by the City Arborist prior to submittal of architectural review application. 6. The project is exempt from environmental review under Class 3 (Section 15303), New Construction or Conversion of Small Structures, of the CEQA Guidelines because the project is the construction of one single-family residence within the low-density residential zone. Conditions Please note the project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to your project. Planning 1. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers, and employees from any claim, action, or proceeding against the City and/or its agents, officers, or employees to attack, set aside, void, or annul the approval by the City of this project, and all actions relating thereto, including, but not limited to, environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. 2. A building plan check submittal that is in full conformance with submitted project plans and the following conditions of approval shall be submitted for review and approval of the Community Development Department. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions of project approval. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director. 3. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements on elevation drawings. 4. Plans submitted for a building permit shall identify the location of two 24-inch box trees as compensatory planting for the removal of two onsite trees, consistent with tree removal approval (Removal Application Request 9591, dated 8/12/2019). 5. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with the building permit application. The legend for the landscaping plan shall include the sizes and species of all groundcovers, 2171 San Luis Drive ARCH-0532-2021 Page 3 shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. All planting shown on the approved landscaping plan shall be installed prior to the release of occupancy. 6. The locations of all lighting, including bollard-style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall- mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut- sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation Standards contained in Chapter 17.23 of the Zoning Regulations. Public Works 7. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per City Standard MC 12.16.050. 8. The building plan submittal shall show and label the PUE, street tree easement, 30 percent slope line, fire protection zone line, and any other existing or proposed easements on all relevant plan sheets. The final map for Tract 1259 is available from the City upon request. 9. The City may continue to support the deferral of sidewalk installations with an updated agreement to either install sidewalk along the property frontage in the future or to participate in the proposed off-site sidewalk construction located along San Luis Creek and within Parcel A of this subdivision, Tract 1259. Any proposed deferral shall be requested at the time of building permit application and shall be approved to the satisfaction of the City Engineer and Natural Resources Manager. 10. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternative paving materials are recommended for water quality and/or quality control purposes and in the area of the dripline of any existing or proposed trees. Alternate paving materials shall be approved to the satisfaction of the Planning Division. 11. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground wire services shall be shown along with any proposed alterations or upgrades. All work in the public right-of-way shall be shown or noted. 12. The building plan submittal shall show the water meter and service to be sized or upgraded in accordance with the approved fire sprinkler plans. 2171 San Luis Drive ARCH-0532-2021 Page 4 13. The building plan submittal shall include a complete grading and drainage plan. The grading and drainage plan shall show all existing structures and grades located within 15’ of the property lines in accordance with the grading ordinance. 14. The grading and drainage plan and required drainage report shall be prepared by a licensed civil engineer for this development requiring engineered grading. 15. This development shall comply with the Waterways Management Plan. The building plan submittal shall contain a complete drainage report. The report shall consider historic offsite drainage tributary to the property that may need to be accepted and conveyed along with the improved on-site drainage. This development may alter and/or increase the storm water runoff from this site or adjoining sites. The improved or altered drainage shall be directed to the street and not across adjoining property lines unless the drainage is conveyed within a recorded easement or existing waterways. 16. The building plan submittal shall include complete details of any required retaining walls to accommodate the site design and existing grades. All retaining walls shall be included in the design that is analyzed in the drainage report. The final drainage and retaining wall plan shall be approved to the satisfaction of the Engineering Division and Planning Division. Combination wall/fences shall comply with the fence height requirements of the Zoning Regulations to the satisfaction of the Planning Division. 17. The proposed slope bank grading and proposed retaining wall locations, heights, and foundation designs shall consider the existing Oak trees to remain. The proposed upslope cut is not supported as shown unless specifically approved by the City Arborist and supported in any required tree preservation report prepared by a Certified Arborist. A taller or tiered wall system may be required to eliminate or reduce the upslope grading. 18. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. 19. The building plan submittal shall show all existing trees, including off-site trees that could be affected by the proposed construction. Tree canopies shall be shown to scale for reference. A tree preservation report prepared by a certified arborist may be required. Tree protection measures shall be implemented to the satisfaction of the City Arborist for any existing off- site trees that could be affected by the proposed grading and/or vertical construction. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of any tree. A City-approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. Contact the City Arborist at 781- 7023 to review and to establish any required preservation measures to be included with the building permit submittal. 2171 San Luis Drive ARCH-0532-2021 Page 5 Fire 20. Project is located in a designated Local Very High Fire Hazard Severity Zone. Plans submitted for building permit review shall show all exterior construction material, inclusive of glazing that is compliant with the California Residential Code R337 for exposure to wildfires. Plans submitted for fire sprinklers shall show at least one sprinkler added to the attic space. 21. A vegetation/fuel management plan shall be prepared by a qualified arborist or forester to reduce and maintain native fuel on the lot. The plan shall be approved by both the City Fire Marshal and City Biologist prior to building permit issuance. 22. Plans submitted for building permit review shall include a landscaping plan that utilizes only those plants from the list of approved plants with fire resistance. The use of finely divided combustible ground cover such as “gorilla hair” is not permitted in high fire areas. My action is final unless appealed within 10 calendar days of the date of this letter. Anyone may appeal the action by submitting a letter to the Community Development Department within the time specified. The appropriate appeal fee must accompany the appeal documentation. Appeals will be scheduled for the first available Planning Commission meeting date. If an appeal is filed, you will be notified by mail of the date and time of the hearing. The Community Development Director’s approval expires after one year if construction has not started, unless otherwise extended by resolution associated with the local Covid-19 Emergency Order. On request prior to the expiration of the original approval, the Community Development Director may grant a single, one-year extension. Included with this letter is an invoice for the Completion Fee for your application, which is now due. Completion Fees are to be paid within six months of the final action taken on planning services provided or this entitlement shall be null and void. Payment of this fee may be made in person through the City’s website at https://infoslo.slocity.org/EnerGov_Prod/selfservice#/payinvoice, or by mail. In Person Payment: Please visit the Community Development Department at 919 Palm Street, between 9:00 a.m. and 12:00 p.m., Tuesday and Thursday, or between 1:00 p.m. and 4:00 p.m., Monday and Wednesday. In person payments can be made in cash, check, or credit/debit card. Payment by Mail: By mail payments must be in the form of a check and sent to: CDD Planning Fees City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 Checks to be made out to: City of San Luis Obispo Please include on the check the application number and address (see subject line, above) 2171 San Luis Drive ARCH-0532-2021 Page 6 If you have any questions, or if you need additional information, please contact Kyle Van Leeuwen at (805) 781-7091. Sincerely, Tyler Corey Deputy Director Community Development cc: Architectural Review Commission Chair